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Ordinance 24-23
RECORD OF ORDINANCES Dayton Legal Blank, Inc. Form No. 30043 24-23 (Amended) Ordinance No. Passed 20. AN ORDINANCE AUTHORIZING THE CITY MANAGER TO DISPOSE OF REAL PROPERTY NO LONGER NEEDED FOR MUNICIPAL PURPOSES VIA AUCTION, AND DECLARING AN EMERGENCY WHEREAS, Ordinance 54-20 was approved by City Council on January 4, 2021, and authorized the acquisition of seven residential lots and two parcels on North Riverview Street, and further implemented the Bridge Street District Area Plan along the Scioto River Corridor portion of the Bridge Street District which is among the City’s highest implementation priorities; and WHEREAS, after acquiring these parcels, City Council appointed an Advisory Committee and developed a request for proposals (“RFP”); and WHEREAS, two proposals were received and the advisory committee recommended that the City select the proposal submitted by Community Space Development, LLC dba COhatch (“CSD”) for further consideration and negotiation; and WHEREAS, Council selected CSD’s proposal for further consideration and directed Staff to evaluate and negotiate the proposal through the development process; and WHEREAS, through discussions with CSD and consistent with the proposal indicating an option for others to own the southern block of properties, Staff believes it is in the best interest of the City to separate these properties from the CSD concept and sell them for private ownership at this time; and WHEREAS, the three southern residential parcels are comprised of parcel nos. 273- 000068, 273-000107, 273-000032 in the City of Dublin, County of Franklin and State of Ohio (said real property, together with all improvements constructed thereon, and all rights, appurtenances and hereditaments appertaining thereto, shall hereinafter be referred to as the "Properties"); and WHEREAS, Section 37.04(J) of the Dublin Codified Ordinances provides that “[t]he Council may, by ordinance, provide for the sale or lease of real property, with or without public bidding, on such terms and for such value as Council, in the exercise if its discretion, may deem reasonable and in the best interest of the city” and Chapter 37 further permits the City to dispose of surplus property, among other methods, by live public auction or internet auction; and WHEREAS, to provide for the most opportunity for potential buyers to participate in the sale, City Council believes it is in the best interest of the City to use the auction method to dispose of the Properties; and WHEREAS, the City Manager will contract with a professional auctioneering company to oversee the auction and will ensure that the sale is advertised and marketed for a period of at least thirty days; and WHEREAS, City Council has determined that it is in the best interest of the City to dispose of the Properties for the reasons listed herein. NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, of the elected members concurring, that: Section 1. Authorization of Auction. The City Manager is hereby authorized to dispose of the Properties by auction. The auction shall include a reserve price to recoup all costs invested by the City. The reserve price will be comprised of the appraised valuation of the property and all of the City’s costs incurred as a result of acquiring and maintaining the Properties. Deed restrictions will be included that prohibit combining any of the three parcels and require right-of-way dedication at no cost to the City for future right-of-way improvements adjacent to the Properties. Any development of the Properties will be subject to the jurisdiction of the Architectural Review Board. RECORD OF ORDINANCES Dayton Legal Blank, Inc. Form No. 30043 Ordinance No. 34-93 Passed p. 3 Section 2. Real Estate Transfers. The City Manager is hereby authorized to execute any and all agreements and other instruments necessary to implement the real estate transactions contemplated in this Ordinance. Section 3. Further Authorizations. This City Council further hereby authorizes and directs the City Manager, the Director of Finance, the Director of Law, the Clerk of Council or other appropriate officers of the City to prepare and sign all documents and instruments and to take any other actions as may be appropriate to implement this Ordinance. Section 4. Effective Date. This Ordinance shall take effect immediately upon its passage as an emergency measure necessary for the immediate preservation of public peace, health, safety and welfare so as to facilitate the timely disposition of the homes as they are rapidly deteriorating and need to be sold immediately so that rehabilitation/construction can be conducted during the construction season and prior to the commencement of winter weather. ist Passed this .4\”" day of __\ a , 2023 Cee Mayor (ren cer / PT Obed fii J ceyct Courti To: Members of Dublin City Council From: Megan D. O’Callaghan, City Manager Date: June 20, 2023 Initiated By: Jennifer D. Readler, Law Director Kendel L. Blake, Management Analyst Re: Ordinance 24-23 – Authorizing the City Manager to Dispose of Real Property No Longer Needed For Municipal Purposes Via Auction Background Ordinance 54-20 was approved by City Council on January 4, 2021, and authorized the acquisition of seven residential lots and two parcels on N. Riverview Street, totaling approximately 2.78 acres for a purchase price of $1.95 million. The City took possession of the parcels on October 21, 2021, and shortly thereafter City Council had the opportunity to tour the premises in late November through early December. Staff provided an update at the January 10, 2022 City Council Meeting, and Council reaffirmed the proposed Request for Proposal (RFP) process and the role of the proposed Advisory Committee. The Advisory Committee met several times between February through April to visit the properties and review the project background documents including the 2017 Historical and Cultural Assessment, property condition assessments, zoning requirements, Riverside Crossing Park Master Plan, and the Architectural Review Board (ARB) process. On April 18, 2022, the Advisory Committee reviewed and recommended to City Council a draft RFP for approval to publicly advertise. City Council approved the RFP to advertise. The RFP was publicly advertised on the City’s website on April 28, 2022. Staff also used social media, including Facebook, Twitter, LinkedIn, to notify the public about the RFP and generate interest. After the nine-week advertising period, two responses were received, and they were from Corinthian Fine Homes and Community Space Development, LLC dba COhatch (“CSD”). On August 1, 2022, the Advisory Committee met to discuss and evaluate the proposals. On September 14, 2022, the Advisory Committee interviewed CSD to gain greater understanding of their proposal. After discussion and analysis of both proposals, the Committee determined that the CSD concept best addressed the preservation, pedestrian activity, historic character, and public experience goals. It was noted that further evaluation was needed, including the use of designated riverfront parkland, density, and the uncertainty of the use for the southernmost homes. On September 26, 2022, Council approved the recommendations of the Advisory Committee to select CSD’s proposal for further consideration and to direct staff to evaluate and negotiate the proposal through the development process. Update Consistent with City Council’s direction, staff has further evaluated and is negotiating the proposal Office of the City Manager 5555 Perimeter Drive • Dublin, OH 43017 Phone: 614.410.4400 Memo Memo re. Ordinance 24-23 – Authorizing the City Manager to Dispose of Real Property No Longer Needed For Municipal Purposes Via Auction June 20, 2023 Page 2 of 3 through the development process in furtherance of a potential economic development agreement. Through discussions with CSD and consistent with their proposal indicating an option for others to own the southern block of properties (17 N. Riverview St., 27 N. Riverview St., and 40 E. Bridge St.), staff believes it is in the best interest of the City to separate these three residential properties (“Properties”) from the CSD concept and sell them for private ownership at this time. The following map outlines the Properties highlighted in yellow as the parcels for disposal (parcel nos. 273-000068, 273-000107, 273-000032 in the City of Dublin, County of Franklin and State of Ohio). The properties outlined in blue will remain a part of the negotiations with CSD. Section 37.04(J) of the Dublin Codified Ordinances provides that “[t]he Council may, by ordinance, provide for the sale or lease of real property, with or without public bidding, on such terms and for such value as Council, in the exercise if its discretion, may deem reasonable and in the best interest of the city” and Chapter 37 further permits the City to dispose of surplus property, among other methods, by live public auction or internet auction. In order to provide the most opportunity for potential buyers to participate in the sale, Staff recommends that City Council authorize the disposition of the Properties by auction. The proposed legislation authorizes the City Manager to contract with a professional auctioneering company to oversee the auction. The following items will be taken into consideration as part of the sale: • The Properties will be auctioned separately, and a deed restriction will be put in place that prohibits combining any of the Properties. • A minimum reserve price will be established to recoup all costs incurred by the City including original purchase price, appraisal, maintenance, and utilities. • The sale will be advertised and marketed for a period of at least thirty days. • All buyers will be required to dedicate any right-of-way easements necessary in the future for improvements performed by the City to the adjacent public infrastructure. Memo re. Ordinance 24-23 – Authorizing the City Manager to Dispose of Real Property No Longer Needed For Municipal Purposes Via Auction June 20, 2023 Page 3 of 3 • The Properties will be subject to the jurisdiction of the Architectural Review Board and all pertinent Dublin zoning requirements. Recommendation Staff recommends adoption of Ordinance 24-23 at the second reading/public hearing on July 31, 2023 to authorize the City Manager to dispose of real property no longer needed for municipal purposes via auction. 1 North Riverview Street Properties | Request for Proposal City of Dublin Request for Proposal for the Rehabilitation/Renovation/Redevelopment of the North Riverview Street Properties in the City of Dublin, Ohio Rehabilitation/Renovation/Redevelopment of City-Owned Properties located at 17 N. Riverview St., 27 N. Riverview St., 37 N. Riverview St., 45 N. Riverview St., 53 N. Riverview St., 62 N. Riverview St., and 40 E. Bridge St. Issued: April 28, 2022 Submission Deadline: 3:00 PM, June 29, 2022 2 North Riverview Street Properties | Request for Proposal City of Dublin Table of Contents Section 1 Overview ............................................................................................. 3 1-1 Invitation to Submit Proposals ................................................................................ 3 1-2 Background .......................................................................................................... 3 1-3 Rehabilitation/Renovation Goals .............................................................................. 3 1-4 Diversity and Inclusion Goals ................................................................................. 4 1-5 Response Process .................................................................................................. 4 Section 2 Property Description ............................................................................4 2-1 Property History .................................................................................................... 4 2-2 Individual Property Condition Assessments .............................................................. 5 2-3 Access and Utilities ................................................................................................ 7 2-4 Zoning and Uses .................................................................................................... 8 Section 3 Submission Requirements ....................................................................9 3-1 Proposal Contents................................................................................................. 9 3-2 Letter of Transmittal ............................................................................................. 9 3-3 Respondent Information ......................................................................................... 9 3-4 Rehabilitation/Renovation/Redevelopment Concept Plan ....................................... 10 3-5 Submission Procedures ........................................................................................ 11 3-6 Submission Deadline ............................................................................................ 12 Section 4 Selection Process .............................................................................. 12 4-1 Selection Process Overview ................................................................................. 12 4-2 Selection Criteria ................................................................................................ 12 4-3 Important Deadlines….. ........................................................................... ………….13 Appendices (separate files) A. Photos of Properties B. Property Conditions Assessment C. Road and Intersection Plans D. Utilities Map E. Zoning and Floodplain Information F. Riverside Crossing Park Master Plan 3 North Riverview Street Properties | Request for Proposal City of Dublin Section 1 | Overview 1-1 Invitation to Submit Proposal On February 10, 2021, the City of Dublin, Ohio entered into a Real Estate Purchase Agreement for seven residential lots and one vacant parcels (“the Properties”), totaling approximately 2.78 acres. The City took possession of the Properties on October 21, 2021 at a purchase price of $1.95 million. Pursuant to this purchase, the City of Dublin is seeking proposals for the rehabilitation/ renovation/redevelopment of the North Riverview Street Properties. “Respondent(s)” may be individuals, developers, non-profits, etc. The Properties are in close proximity to Dublin Springs Park, along the Scioto River, and Bridge Park, and adjacent to Riverside Crossing Park. 1-2 Background The City of Dublin, Ohio has approximately 50,000 residents located just northwest of Columbus, Ohio. It offers residents and corporate citizens responsive services, attractive housing, superior public education, direct regional highway access, abundant park space, thoughtful and strategic planning, innovative ideas and technology, and dynamic community life. Dublin is consistently ranked one of the safest cities in the nation and in 2015 was named one of America’s Top 20 Creative Class Cities. The vibrant Bridge Street District is comprised of urban, walkable development on the east side of the Scioto River: Bridge Park was named the first of the Top 10 Urban Development Projects, and 4th Top Ten Places to Visit, by Columbus Underground in 2021. Historic Dublin is on the west side of the Scioto River, directly opposite Bridge Park, and boasts its own parades, festivals, and quaint historic charm. These two districts are connected by the longest single- tower “S” shaped suspension bridge in the world, the Dublin Link, which is just to the north of the project site. The entire project site is visible from the Dublin Link. 1-3 Rehabilitation/Renovation/Redevelopment Goals This Request for Proposal (“RFP”) is intended to solicit proposals that achieve the following goals: Preserve the historic nature and mass of North Riverview Street; Rehabilitate/renovate/redevelop the Properties, which have fallen into disrepair, so that they can contribute to the beauty of Historic Dublin; Enhance the neighborhood while respecting the historic character of early Dublin and the Properties themselves; Encourage uses that create visitor interest, experiential vibrancy, and pedestrian engagement; Demolition would require Architectural Review Board approval; Provide the vision, experience, and financial commitment to renovate the Properties in a 4 North Riverview Street Properties | Request for Proposal City of Dublin timely manner; Preserve Dublin’s signature historic stone walls on each applicable property; and Document historic details and cultural resources prior to any demolition or removal. Please note that it is not necessarily required for a respondent to purchase all properties together. Individual respondents, for individual properties, are encouraged. The City is open to considering proposals for individual properties, combinations of properties, or all properties, as desired by the respondent. 1-4 Diversity and Inclusion Goals Dublin is a community that values diversity, equity, and inclusion for all. All minority-owned and women-owned businesses are encouraged to respond. 1-5 Response Process The process involves scheduled site visits for respondents; the submission of proposals responsive to this RFP; review by an Advisory Committee of timely and properly submitted proposals; Advisory Committee recommendation to City Council; approval by City Council; selection of proposal(s) and respondent(s); and execution of Real Estate Transfer Agreement(s) and/or Development Agreement(s) by the City of Dublin and the chosen respondent(s). Section 2 | Property Descriptions 2-1 Property History The project location is on North Riverview Street, just south of North Street and north of West Bridge Street. All Properties face North Riverview Street, and six have access from North Blacksmith Lane, an alley. The seventh property and lot, 62 North Riverview Street, is on the east side of the street, adjacent to the Scioto River and the future Riverside Crossing Park. The homes were constructed between ca. 1850 and 1927. They each represent a sampling of the different styles of homes constructed during that period. Commonalities of construction utilized for each property are stone basements, wood frame construction, either shingle or metal standing seam roofs, and single-pane windows. The exterior and interior materials are a mix of original and replacement and are in various states of repair. The majority of the original historic interior details no longer exists in several of the homes. All of the Properties are recommended contributing to the Dublin Historic District by the 2017 Historic and Cultural Assessment. Contributing structures are those that add to the historic integrity or architectural quality of a historic district. As a result, these Properties come under the purview of the Architectural Review Board, which approves all changes in the Historic 5 North Riverview Street Properties | Request for Proposal City of Dublin District. As part of the purchase of these Properties, the City of Dublin hired CTL Engineering, Inc. to perform a Property Condition Assessment (PCA) for all properties. These were completed on December 10 and 11, 2020. The Properties were assessed individually to determine the general condition of each: the exterior building envelope (siding, roof, doors, and windows); interior spaces (floors, walls, ceilings, doors, plumbing fixtures, and casework); mechanical/electrical/plumbing (MEP) systems; and an environmental survey checked for the presence of Hazardous Containing Materials (HCM). These assessments were performed on the main residences as well as barns and sheds. In summary, the overall general condition of the Properties ranged between poor (four properties) and fair (three properties). All of the properties were found to have HCM present in the form of asbestos-containing materials and lead-based paint. All of the properties need electrical, mechanical, and plumbing work to bring them up to code. Most of the roofs are in fair to poor condition and in need of replacement. There are several roofs in need of immediate attention and there are structural issues for the first floor of several homes where the floor joists are damaged due to dry rot and stress over decades of use. Several of the homes also need the siding replaced and masonry tuck pointed. A summary of the individual conditions of each property is below, while photos of the Properties are in Appendix A. The detailed PCAs from CTL can be found in Appendix B. 2-2 Individual Property Condition Assessments 17 North Riverview Street This structure is a 1.5-story, Craftsman-style, single-family house resting on a concrete block foundation. West of the house is a detached garage. The interior wood finishes are mostly original and in good condition. Most of the interior doors are original and have been well maintained. The newer finishes and upgrades to the kitchen and bathroom are complementary to the original home. This property has a barn at the rear that appears to have been moved to the site, as the interior structural columns are not original to the building. The property has a newer standing seam metal roof. 6 North Riverview Street Properties | Request for Proposal City of Dublin 27 North Riverview Street This structure is a two-story, gabled ell-style, single-family house resting on a stone foundation. There is a large carriage barn west of the house. This home appears to be the most historically accurate, in terms of the original construction. The interior of the home has much of the original wood finishes and details, and these are distinctively higher-style than the other homes. Some modernization has occurred in the kitchen and living room, where the fireplace masonry and hearth are all of a newer style. A fiber-type ceiling, adhered with mastic to what is likely the original ceiling, is in one of the rooms. The carriage barn is in poor condition and has a sagging roof at the ridge. There are signs of rotted wood clapboard siding next to the foundation. 37 North Riverview Street This building is a 1.5-story hall-and-parlor-style, single-family house, resting on a fieldstone foundation. The roof needs major repairs and the windows are not original to the home. The interior flooring of the home is a mix of original wood and replacement wood flooring. The kitchen and bathroom have been modernized in the past. Several of the rooms have had a spray texture applied to the ceilings. Other than wood flooring, minimal original interior architectural detailing is recognizable. The attic has the original stair configuration and wood flooring with what appears to be lath and plaster walls and ceiling. 45 North Riverview Street This structure is a one-story, gabled ell-style, single-family house, resting on a stone foundation. The roof is in poor condition, likely needing to be replaced in the next couple of years. There is also a storage shed and barn. The interior of the home is a mix of original wood flooring that has been painted and replacement vinyl flooring. There are some upgrades with newer style kitchen cabinets and bathroom fixtures. The stairs are likely original and the ceilings throughout have been refinished with textured drywall. There are visible signs of water damage on the ceiling throughout the house. For the most part, the original historic interior details no longer exist. The basement is accessed by an aluminum ladder. 53 North Riverview Street This address has a one-story, vernacular-style, single-family home, resting on a concrete block foundation and a detached garage. The roof is in fair condition on the house and poor condition on the garage. The house ceiling is lower than an average home, and there are several cracks in the ceilings that are due, most likely, to settling. There are visible signs of water damage in the ceiling. There are several styles of windows that do not appear to be original. The interior of the home is a mix of original wood flooring, glazed tile, and some carpet. There have been some upgrades with newer style kitchen cabinets and bathroom fixtures. For the most part, the original wall base, door, and window trim are still in place and in good condition. 7 North Riverview Street Properties | Request for Proposal City of Dublin 62 North Riverview Street This structure is a two-story, single-family, house resting on a natural-stone and concrete block foundation. The lowest portion of the back of the home is dug into the hillside, with the access stairs being carved into the natural stone. The roof is in fair condition. The interior is a mix of original wood flooring, glazed tile, and some carpet, with changes made most-likely in the 1950s. There are signs of some upgrades with newer style kitchen cabinets and bathroom fixtures. Also, there are signs of water damage. Many of the interior trim details and doors are original to the construction of the home and are in fair condition. Some of the windows appear to be original. This house sits on property affected by floodway, floodplain, and steep topography. 40 East Bridge Street (AKA 7 North Riverview Street) This property contains a two-story, vernacular-style, single-family house resting on a stone foundation. The roof is in poor condition and needs replaced. The interior is a mix of original wood flooring, replacement vinyl flooring and 12”x12” glazed tile. There is a new kitchen and upgraded bathroom. The stairs have been modernized and the ceilings have been refinished with textured drywall. Water damage is visible in several locations. For the most part, the original historic interior details no longer exist. 2-3 Access and Utilities Please refer to Appendix B for a detailed PCA of the Properties, completed by CTL Engineering, Inc. North Riverview Street, in this location, is a vehicular dead end, terminating at the bridge at West Bridge Street. There is a pedestrian underpass connecting to South Riverview Street and Dublin Springs Park. There are several possible scenarios for access to the Properties, which include the retention of North Riverview Street, the vacation and conversion into a pedestrian- only way, allowance for the street to be temporarily closed to vehicles on occasions, or the use of North Blacksmith Lane. The City is interested in considering a variety of ideas. The intersection of North Street, North Riverview Street, and North Blacksmith Lane located at the northern end of these properties will need to be updated. The City has done preliminary studies for improvements (Appendix C), which are not currently funded in the City’s 5-year CIP. The City is looking to understand future development patterns so that the intersection may complement the plans for the benefit of all users. The utilities (electric, water, sewer, and stormwater) are all in place for residential uses at the existing densities (Appendix D). Any additional units or uses may require additional utilities, especially sanitary sewer. Because of the proximity of the properties to the Scioto River, stormwater quantity requirements are not required by Code. Water quality will be determined 8 North Riverview Street Properties | Request for Proposal City of Dublin based on the amount of ground disturbed, although retention and detention ponds are not permitted in the Historic District. In all cases, the City is willing and able to assist with needed processing and approvals to ensure the viability of selected proposal/s. 2-4 Zoning and Uses The properties on the west side of North Riverview St. are zoned Historic District – Historic Residential. 62 North Riverview Street and the adjacent parcel to the south are zoned Historic District – Historic Public. For a map identifying the zoning of each property, please refer to Appendix E. Full zoning information is contained within the Historic District Code and can be found at https://dublinohiousa.gov/dev/dev/wp-content/uploads/2012/05/FINAL_Historic- Zoning-Code-Formatting.pdf and should be consulted for all requirements. The Historic District Design Guidelines also apply to these properties, and they can be found at https://dublinohiousa.gov/dev/dev/wp-content/uploads/2021/11/HDG_Version_Sept- 2021_FINAL.pdf and should be consulted for more important information. While the City recently (February 2021) approved the current zoning categories for these properties, it remains open to the idea of rezoning them, if the goals of City Council can be better achieved. The qualifying proposal may be able to be considered as its own Planned Unit Development. If this is the case, Staff will assist a respondent with applications, should a proposal be selected. Zoning may take up to one year to complete, depending on complexity. The west side properties (Historic District – Historic Residential) allow single-family residential uses, including home occupations (per Section 153.073 of the Dublin City Code) and accessory dwelling units (per Section 153.172 (C)(4)(d)) with some specific use requirements. Additionally, other accessory and temporary uses are permitted, such as community activities/special events, again with specific requirements and approvals. The properties on the east side of North Riverview Street are highly impacted by topography, floodway, and floodplain, and each condition has specific limitations and conditions. Zoning here is Historic District – Historic Public, which allows for libraries, museums, galleries, parks, and other similar uses, predicated on the geographical conditions. Chapter 151 of the City Code, Flood Control, will apply, found at https://codelibrary.amlegal.com/codes/dublin/latest/dublin_oh/0-0-0-93839 . The east side of the street is also part of the planned Riverside Crossing Park, and these properties are currently shown as passive open space, an overlook, and river access via trails to respond to the flooding and topographic conditions. The 2018 park plan is in Appendix F. 9 North Riverview Street Properties | Request for Proposal City of Dublin Section 3 | Submission Requirements 3-1 Proposal Contents All responses submitted for consideration shall include, but not be limited to, the following components: Letter of Transmittal Respondent Information Rehabilitation/Renovation/Redevelopment Concept Plan Proposed Return on Investment to the City 3-2 Letter of Transmittal The proposal must include a one-page letter of transmittal signed by the principal respondent. 3-3 Respondent Information The proposal must include a description of the respondent’s experience. This description must include the following information: A. The name and legal name of the entity (if doing business under another company name) along with the address of the headquarters, other office locations, and number of employees, as applicable. The number of years in business and web address should also be included, as applicable. Indicate a single point of contact and provide name, email address, and phone number. B. If the respondent is not an individual doing business under the respondent’s name, the proposal must describe the status of the entity (whether a non-profit or charitable institution; a general-, limited-, or limited-liability partnership; a for-profit corporation; limited liability company; unincorporated association; or joint venture) and indicate the jurisdiction in which it is registered to do business. C. The primary responsibilities of each respondent, and a summary of the team’s experience, collectively and individually, with similar projects. Demonstrate a proven track record in all phases of project development including permitting, financing, design, and renovation/construction. Provide examples of comparable completed projects with the site address and a brief narrative. Provide three professional references from previous projects. D. Description of the organizational structure of the respondent and a plan for maintenance of effective communication with the City of Dublin during all phases of 10 North Riverview Street Properties | Request for Proposal City of Dublin the project, as applicable. Provide a statement of ability to successfully navigate the development review/approval process. E. Confirmation that no local, state, or federal taxes are due and outstanding for the respondent, the development team, or any constituent thereof. F. Information regarding any legal or administrative actions past, pending, or threatened that could relate to the conduct of the respondent’s (or its principal’s or its affiliate’s) business and/or its compliance with laws and other governmental requirements or its ability to execute the Development Agreement. 3-4 Rehabilitation/Renovation/Redevelopment Concept Plan The rehabilitation/renovation/redevelopment plan must include: A. Detailed narrative description of the proposed rehabilitation/renovation/redevelopment concept and the specific nature of the proposed use(s) on specified lot/s. Acknowledge any need for rezoning or the ability to use the existing zoning. Discuss how the proposal will bring appropriate public activity to the neighborhood. All proposals must include a narrative with details of the design, including the materials, colors and style. B. Detailed description of proposed historic preservation of each building on the site/s, including outbuildings and historic stone walls, as applicable. C. A conceptual plan for the design of the Property/ies and a site plan. Other drawings or renderings depicting the proposed rehabilitation/renovation are recommended to demonstrate how a proposal meets the goals outlined in this RFP. D. A generalized project schedule that includes proposed timetables for rezoning if necessary, permitting, design, financing, and construction. E. A generalized timeline for the construction itself, including the projected number of days needed to complete the project. Plan for ensuring the safety of pedestrians walking in the area during construction. F. Demonstration of financial feasibility of proposal, including sources and uses of funds and operating pro-forma. Provide a statement of access to sufficient capital. Identify anticipated project costs. G. Description of the target tenant market or end-users and the strategy for marketing to these groups, as applicable. 11 North Riverview Street Properties | Request for Proposal City of Dublin 3-5 Submission Procedures Interested parties are invited to respond to this RFP with a proposal. A Pre-Proposal Meeting and Site Inspection Tour will be held on-site with key City staff and others regarding the details of the site, an overview of the RFP, progress of surrounding key construction projects associated with these efforts, and any other subjects helpful to candidates in the preparation of proposals. A portion of the meeting will be allocated to allow interested parties to walk through and view the interior and exterior of all properties. Attendance at Pre-Proposal Meeting and Site Inspection Tour is encouraged. Respondents are invited to bring their consultants to this meeting. If consultants are unable to meet on this day a second tour opportunity is available in the schedule. The buildings do not have electricity, so interested parties should bring flashlights with which to view the inside of the building/s. The Pre-Proposal Meeting and Site Inspection Tour will be held on May 9, 2022. Following the Pre-Proposal Meeting and Site Inspection Tour, respondents will be allowed to submit additional written follow-up questions. Questions must be email by the deadline shown below to Sarah Holt, Senior Planner, sholt@dublin.oh.us by June 17, 2022. Any other contact with City personnel related to this RFP, prior to the formal selection of the respondent, is expressly prohibited without the consent of the Deputy City Manager. To assure uniformity of information, answers to all questions received will be posted on the City’s website no later than June 22, 2022. All responses submitted for consideration shall include, but not be limited to, the above components. Please note that in the interest of efficiency and transparency, the City wishes to use a single process to understand each respondent’s qualifications, as well as their proposed vision for the Properties. Proposals shall be limited to 25 pages maximum, and no sheet sizes shall be larger than 11” x 17”. Faxed proposals shall not be accepted. Please return the responses as described in this RFP, properly executed and placed in envelopes clearly marked and delivered or mailed to the below address. Physical submissions shall have “North Riverview Street Properties” on the outside of the envelope. Electronic submissions shall include “North Riverview Street Properties” in the email subject line. Submit hand-delivered or electronic responses to Megan O’Callaghan, Deputy City Manager/Chief Finance and Development Officer, at MOCallaghan@dublin.oh.us. Physical copies will be time-stamped as they are received at the Development Building’s reception desk at: 12 North Riverview Street Properties | Request for Proposal City of Dublin City of Dublin – Finance and Development Department Attn. Megan O’Callaghan 5200 Emerald Parkway Dublin, Ohio 43017 The City of Dublin will not accept any information or materials submitted after the submission deadline, unless such information or materials are provided in response to a written request for supplemental information or materials. Prior to the submission deadline, respondents may correct, modify or withdraw a proposal by written notice to the City of Dublin labeled: “ATTN: Modification of North Riverview Street Properties”. After the opening of proposals, a respondent may not correct or modify its proposal in any manner unless in response to a written request by the City of Dublin at its sole discretion. These submission procedures will be strictly enforced. 3-6 Submission Deadline To comply with this RFP, all materials and information required must be received no later than 3:00 PM on Wednesday, June 29, 2022. Proposals received after this deadline will NOT be considered. Section 4 | Selection Process 4-1 Selection Process Overview The recommended selection will be completed by the Advisory Committee comprised of three City Council members, a representative from the Architectural Review Board, a Dublin Historical Society representative, a representative of the Bridge Park West HOA, and three city staff members. The selection committee will review all submissions based on the criteria described in this document. The Advisory Committee will review and evaluate proposals received and recommend a selection, or multiple selections, or no selection, to City Council for approval before awarding an opportunity. 4-2 Selection Criteria Proposals received by the submission deadline will be evaluated in accordance with the RFP by the Advisory Committee based upon the following: The extent to which the proposal meets the requirements of the RFP as a whole and is consistent with any other criteria identified in this RFP. The extent to which the proposal meets the goals set forth in Section 1-3 of the RFP. Respondent expertise, including experience with similar projects; ability to strictly 13 North Riverview Street Properties | Request for Proposal City of Dublin adhere to proposed timeline based on past projects. The extent to which the proposal demonstrates a creative design solution to one or all of the Properties. 4-3 Important Deadlines RFP Published April 28, 2022 Pre-Proposal Meeting and Site Inspection Tour May 9, 2022 from 3-5 pm Property Tour Questions Submitted to City Questions Answered to Responders Proposals Due Anticipated Decision Date June 13, 2022 from 9-11 am June 17, 2022 June 22, 2022 June 29, 2022 by 3pm Fall 2022 HISTORIC COMMUNITY CELEBRATING SMALL BUSINESSES, MAKERS AND THE ARTS riverview village A submission for the Rehabilitation / Renovation / Redevelopment of the North Riverview Street Properties in the City of Dublin, Ohio 2022 © COHATCH, LLC. ALL RIGHTS RESERVED.2 To Whom it May Concern: Community Space Development LLC (CSD; also DBA COhatch) and its partners are proposing to develop Riverview Village in Historic Dublin. Riverview Village will be a vibrant, community-focused development created by a partnership of world-class makers, educators, developers, and architects. The vision is to create a walkable district that embraces the arts, celebrating craftsmanship and seamlessly juxtaposing creativity with business and commerce. The Village provides the missing link that connects Historic Dublin to Riverside Crossing Park to Bridge Park. It will provide a truly unique opportunity for Dublin to expand its historic district, restoring and revitalizing the soul of this beloved neighborhood. The Riverview Village development will place restoration and preservation as the top priority while also focusing on connectivity and engagement. In the coming presentation, we will paint the picture of how this development will not only restore this historic neighborhood, but will provide the connectivity to grow the historic footprint and enhance the walkability of historic Dublin. Furthermore, by bringing in world-class makers and educators to this development, Riverview Village will enrich the cultural attractiveness of historic Dublin. Finally, by offering educational workshops, makers markets and commerce, this development will provide opportunities for community engagement throughout the year. CSD and its partners are uniquely qualified to make this vision come to life. Our team has a proven track record of high-quality restoration projects, and has a vested interest in the Dublin community. As our team toured the properties, we all had the same feeling that Matt Davis expressed, “I just can’t tear these down, it’s not in my DNA.” More than a feeling, this is a once in a lifetime opportunity for our team to be a part of restoring not just a building, but a significant piece of a city that will continue to add value to historic Dublin for decades to come. Sincerely, Matt Davis, CEO COhatch LLC & Managing Member Community Space Development, LLC Letter of transmittal Terry Hegenderfer, Titan Construction Tim Lai & Eliza Ho, TLA Architects Josh Scheutzow, A Carpenter’s Son Bryan Lundgren, Osborn Engineering Mary Lynn Waite & Paul Teeples, Brightstone Creative Elisabeth & Joel Lime, Brand Stamp Leslie Bumgarner, Telhio Credit Union Chris Mundell, Columbus College of Art and Design Letter of Transmittal Development Team Experience Our Vision Our Strategy Riverview Village Partners The Concept Details & Information Financial Feasibility Schedules References Respondent Information 02 03 04 07 08 14 16 22 23 24 25 25 contents community space development, llC (DBA COhatch) 25 North Street Dublin, OH 43017 POINT OF CONTACT Matt Davis matt@cohatch.com 614.738.3250 2022 © COHATCH, LLC. ALL RIGHTS RESERVED.3 Matt is the Managing Member of CSD, LLC and the CEO and Founder of COhatch. He specializes in renovating and repurposing historic or landmark properties, turning them into new uses that improve the fabric of towns. Matt Davis COhatch & COMMUNITY SPACE DEVELOPMENT, LLC A dynamic duo, Tim and his wife Eliza lead an architecture team that specializes in commercial and residential design. Most recently, they are working with Historic Dublin on a multi-family building for Wing Hill Lane. Tim Lai & Eliza Ho TLA ARCHITECTS With more than 35 years of executive-level experience in the financial industry, Leslie Bumgarner is the President and CEO of Telhio Credit Union, a $1.3 billion financial cooperative. Elisabeth and Joel Limes are the co-owners of Brand Stamp. Their company specializes in branding and design from inception through construction. They have designed 16 projects for COhatch including the Dublin COhatch, the North High Brewing in historic Dublin, and Mesh Fitness in Bridge Park. Terry is the Managing Member of Titan Construction. Titan specializes in historic restoration and renovation. Titan has completed all the COhatch Columbus projects as well as key projects for local municipalities. Terry Hegenderfer TITAN CONSTRUCTION A small design firm specializing in branded commercial environments. From retail to restaurants to corporate spaces, this team of six—led by Mary Lynn and Paul—specializes in both environmental and graphic design for clients large and small. Bryan Lundgren has over 20 years of experience in civil engineering and has been with Osborn Engineering for the last 11 years. Osborn is a consulting company dedicated to value-added innovation, sustainability, and outstanding client service. Bryan Lundgren OSBORN ENGINEERING Chris joined CCAD in 2007. Since that time, he has held a variety of positions focusing on student success and learner support services. In his current role, he is responsible for key programs and helping CCAD to become a nationally recognized leader in art and design education. Leslie Bumgarner, CEO TELHIO CREDIT UNION Chris Mundell, VP for Institutional Engagement COLUMBUS COLLEGE OF ART & DESIGN Elisabeth & Joel Limes BRAND STAMP Mary Lynn Waite & Paul Teeples BRIGHTSTONE CREATIVE RIVERVIEW VILLAGE DEVELOPMENT TEAM CSD and its partners are uniquely qualified to make this vision come to life. Our team has a proven track record of high-quality restoration projects, and has a vested interest in the Dublin community. 2022 © COHATCH, LLC. ALL RIGHTS RESERVED.4 36-38 North High development TLA ARCHITECTS The proposed design, which is still under the Dublin Architectural Review Board’s review, pays tribute to the history of the site by preserving and integrating the historic stone wall, steps, and privy in their entirety as part of the new mixed-use development. The design is informed by the height, scale, and material selections that are not only fitting for the historic neighborhood but also uplifting to the otherwise dilapidated alleyways toward the riverfront. 36-38 N High Street Dublin, OH — COHATCH DUBLIN MATT DAVIS, TLA ARCHITECTS, BRAND STAMP, BRIGHTSTONE CREATIVE, TITAN CONSTRUCTION The new COhatch building was designed to fit seamlessly within the historic Dublin neighborhood. Its subtly modern design provides a backdrop for the newly added courtyard, which activates the underutilized spaces on North Street and improves connectivity between High Street and the riverfront. The building is a welcoming gateway to future green spaces and parks along the Scioto River. 25 North Street Dublin, OH 1 2 2 2 1 1 DEVELOPMENT TEAM experience 2022 © COHATCH, LLC. ALL RIGHTS RESERVED.5 3 4 NORTH HIGH BREWING MATT DAVIS, BRAND STAMP, TLA ARCHITECTS, TITAN CONSTRUCTION A prominent fixture on North High St., North High Brewing is where the old Brazenhead Pub once stood. Though the food and beverage hot spot is infused with the new brand, much of the building character remains the same, true to its historic roots. 56 N High Street Dublin, OH — COHATCH MILFORD MATT DAVIS, BRIGHTSTONE CREATIVE, BRAND STAMP This 100+ year old building has a storied history, from grain mill to liquor distillery to car dealership. In 2021, its new life began as a COhatch, where the design team maintained much of the original character while converting it to a multi-tenant coworking facility. 220 Mill Street Milford, OH — additional COHATCH locations Seventeen COhatch locations have been opened across the country with 14 others under construction. See more images at cohatch.com 4 4 3 3 DEVELOPMENT TEAM EXPERIENCE 5 2022 © COHATCH, LLC. ALL RIGHTS RESERVED.6 The city of Dublin is requesting creative solutions to reinvigorate the properties along North Riverview Street in its historic district. THE PROJECT 53 45 37 27 17 40 62 2022 © COHATCH, LLC. ALL RIGHTS RESERVED.23 Demonstration of financial feasibility of proposal Capital (Excluding Land)Cash Required Source Debt Required Source Priority City Impact A $ 7,573,600 $ 1,893,400 Cash - COhatch LLC $ 5,680,200 Telhio Credit Union 1 Critical / Very High A+B $ 9,217,000 $ 2,304,250 Cash - COhatch LLC $ 6,912,750 Telhio Credit Union 2 High A+B+C1 $ 11,305,000 $ 2,826,250 Cash - COhatch LLC $ 8,478,750 Telhio Credit Union 3 High All $ 13,280,000 $ 3,320,000 Cash - COhatch LLC $ 9,960,000 Telhio Credit Union Very High Infrastructure City TIF Must NOTES ●Critical to have one Master Developer for A, B, C1, C2 for cohesiveness and planning (complex historic district) ●Open to allowing others to own and renovate C1 and C2. ●D & E will have a large uplift from Riverview Village CAPITAL STACK ●The RFP includes a simple and available capital stack ●20-25% Cash Injection from COhatch LLC ●75-80% Debt via Telhio Credit Union ●Telhio is a partner and has verbally committed to the loan (diligence required) Operating Pro Forma Year 1 Year 2 Year 3 REVENUE REVENUE $ 1,145,000 $ 1,320,000 $ 1,518,000 Grant (City) - $300k per year x 10 years $ 300,00 $ 300,000 $ 300,000 Total Revenue $ 1,445,000 $ 1,620,000 $ 1,818,000 EXPENSES Debt Service & Tax Property Tax $75,000 $100,000 $105,425 Debt Service: Land (from City)$0 $0 $0 Debt Service: Construction ($10M)$791,603 $791,603 $791,603 Debt Service: Civil Infrastructure (TIF Required)$0 $0 $0 $866,603 $891,603 $897,028 UTILITIES / Internet / Etc. $ 274,800 $ 274,800 $ 292,717 SALES AND MARKETING $ 36,000 $ 36,000 $ 37,170 LABOR $ 81,000 $ 116,000 $ 125,280 MISCELLANEOUS $ 91,200 $ 91,200 $ 99,303 Total Costs $ 1,349,603 $ 1,409,603 $ 1,451,498 NET INCOME (Profit / loss) $ 95,397 $ 210,397 $ 366,502 CSD / COhatch - Return on Invested Capital ($3M)3.2%7.0%12.2% Dublin - Return on Invested Capital (LOW)14.7%26.0%35.3% Dublin - Return on Invested Capital (HIGH)26.9%39.2%51.1% City returns based on tax revenue vs capital contributed to Riverview Village A A A A B B B C1 C1 C1 C2 C2 D Others E Others Telhio Credit Union (verbal commitment) * 2022 © COHATCH, LLC. ALL RIGHTS RESERVED.24 MONTH 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 Public Improvements Estimated: Dublin plan Roads Estimated: Dublin plan Park Section A: Team 1 Zoning 3-9 Months Design & Drawings 4-6 Months ARB Board Approvals 4-6 Months Engineering Drawings 3 Months Civil and Site Prep 3 Months Construction 8-12 Months Section B: Team 2 Zoning 3-9 Months Design & Drawings 4-6 Months ARB Board Approvals 4-6 Months Engineering Drawings 3 Months Civil and Site Prep 1 Month Construction 7-10 Months Section C: Team 3 Zoning 3-9 Months Design & Drawings 4-6 Months ARB Board Approvals 4-6 Months Engineering Drawings 3 Months Civil and Site Prep 1 Month Construction 7-10 Months PROPOSED PROJECT SCHEDULE To: Members of Dublin City Council From: Dana L. McDaniel, City Manager Date: September 20, 2022 Initiated By: Sarah Holt, Senior Planner Kendel Blake, Management Analyst Re: North Riverview Street Properties – Advisory Committee Recommendation Background Ordinance 54-20 was approved by City Council on January 4, 2021, which authorized the acquisition of seven residential lots and two parcels (“Properties”) on N. Riverview Street, totaling approximately 2.78 acres for a purchase price of $1.95 million. Shortly thereafter, at the March 1, 2021 City Council Work Session, staff provided an overview of the zoning, historical significance, and overall condition of each property. City Council discussed historic preservation, financial, and land use considerations. Staff presented next steps and proposed the formation of an Advisory Committee to help guide the process moving forward, and City Council was supportive of such a process. The Advisory Committee would provide input into the development of a Request for Proposals (RFP) and recommend the RFP to Council for approval to advertise. The Advisory Committee would also review and evaluate proposals received and recommend a selection, or multiple selections, to Council for approval. During the April 26, 2021 City Council meeting, staff provided an update on the acquisition of the Properties and the formation of the Advisory Committee. The City took possession of the Properties on October 21, 2021 and City Council had the opportunity to tour the properties in late November through early December. Staff provided an update at the January 10, 2022 City Council Meeting and Council reaffirmed the proposed process and the role of the Advisory Committee. The following individuals serve on the Advisory Committee: Mayor Jane Fox Council Member Andy Keeler Council Member Amy Kramb Gary Alexander, Architectural Review Board Chairman Tom Holton, Dublin Historical Society Representative Frank Leary, Bridge Park West Homeowners Association Representative Megan O’Callaghan, Deputy City Manager/Chief Finance and Development Officer Brad Fagrell, Director of Building Standards Jennifer Rauch, Director of Planning Advisory Committee Work The North Riverview Street Advisory Committee held its first meeting on February 10, 2022, which consisted of a tour through the properties to review their current condition and historical character. The second meeting was held on February 17, 2022, and focused on a review of the project background, including Council’s vision; 2017 Historical and Cultural Assessment; property condition assessments; zoning requirements; Riverside Crossing Park Master Plan; and the Architectural Office of the City Manager 5555 Perimeter Drive • Dublin, OH 43017-1090 Phone: 614-410-4400 • Fax: 614-410-4490 Memo Re: North Riverview Street Properties – Advisory Committee Recommendation September 20, 2022 Page 2 of 4 Review Board process. Staff introduced the RFP process and suggested a number of goals for the project, which the Committee refined through their discussions. Among the Advisory Committee Goals listed below, there was also a general desire to describe the opportunity and structure the RFP to encourage innovative and creative proposals. Further, the Committee desired to encourage respondents to address single-lot, multiple-lots, or all-lot proposals. Finally, the Advisory Committee specifically discussed the City’s right to accept one or multiple responses, or recommend rejection of any/all responses. The Committee’s recommended goals are: • Preserve the historic nature, mass and scale of the existing Properties; • Rehabilitate (preferred) or alternatively renovate the Properties, which have fallen into disrepair, so that they can contribute to the beauty of Historic Dublin; • Enhance the neighborhood while respecting the historic character of early Dublin and the Properties themselves; • Encourage uses that create visitor interest, experiential vibrancy and pedestrian engagement, even as residential is the current use; • Potentially permit selective demolition pending Architectural Review Board approval; • Provide the vision, experience and financial commitment to renovate the Properties in a timely manner; • Preserve Dublin’s signature historic stone walls on each applicable property; and • Document historic details and cultural resources prior to demolition or removal. The Committee’s third meeting occurred on March 9, 2022, and included high-level context around the project site relative to projects and insight from other City divisions including Parks and Recreation, Transportation and Mobility, Engineering and Economic Development. Following this background, on April 18, 2022, the Advisory Committee reviewed and recommended the RFP to City Council for approval to publicly advertise. City Council approved the attached RFP to be advertised. The RFP was publicly advertised on our website on April 28, 2022. Staff also used social media, including Facebook, Twitter, LinkedIn, to notify the public about the RFP and generate interest. The RFP was also emailed directly to individuals and companies who had previously expressed an interest in the opportunity. Two pre-proposal and site tours were held on May 9 and June 13, 2022, with 20 and zero respondents in attendance, respectively. Four addenda were issued during the response period (see attached). The deadline for responses was June 29, 2022. Sixty-four downloads were recorded on the RFP webpage, including 23 individuals. Two responses were received and they were from Corinthian Fine Homes and Community Space Development, LLC dba COhatch (“CSD”), proposals attached. In summary, the Corinthian Fine Homes concept proposed to demolish and replace six of the seven homes with nine new single-family residential structures, while renovating 62 N. Riverview, at a fixed dollar amount, to be donated to the City as a park facility or museum. Access for the homes would be off of N. Blacksmith Lane. Corinthian Fine Homes determined that the existing historic structures on the west side of N. Riverview Street were not economically feasible to restore, thus leading them to a “boutique single-family development complementary to Historic Dublin”. The CSD concept proposed to create “Riverview Village” as a walkable arts and commerce district with renovation of the existing buildings, plus addition of seven new buildings and parking areas. This concept focused on restoring each historic building, adding additional structures along N. Blacksmith Lane and N. Riverview Street, and creating a pedestrian path along N. Riverview Street. Parking is shown along N. Blacksmith Lane. This proposal included a number of City improvements Re: North Riverview Street Properties – Advisory Committee Recommendation September 20, 2022 Page 3 of 4 and a TIF to help support the concept; the homes on the south end of N. Riverview Street are shown as options for others to renovate and own. On August 1, 2022, the Advisory Committee met to discuss and evaluate the proposals. The Committee determined that the CSD proposal aligns more closely with the goals outlined in the RFP, specifically building preservation, pedestrian activity, historic character and public experience. The Advisory Committee reviewed both proposals in light of the stated list of criteria and noted the following with regard to CSD’s concept proposal: 1. Firm and Individual Qualifications – CSD has experience with restoring properties. 2. Project Understanding – CSD’s “Riverview Village” proposal focuses on pedestrian connectivity with a walkable district, historic restoration to represent the original design of the homes, and community engagement through partnerships with makers, artists, educators, small business owners, and restaurants. 3. Time of Completion – CSD’s proposed project schedule is to complete the work in two years and three months. This schedule will need to be discussed through the development process considering City review and approval timelines. 4. References – CSD provided references from other Central Ohio local government staff where they have performed work. They also have experience developing in Dublin and going through the Architectural Review Board process with their current building on 25 North Street. 5. Capacity to Perform Work – The CSD team is qualified to make their vision come to life and has a vested interest in the neighborhood. 6. Geographic Considerations – CSD has eight Columbus locations with one currently under construction in Westerville. CSD has the ease of proximity with their Dublin location within walking distance of the properties. 7. Financial Plan – CSD’s financial plan, including potential revenues from a TIF and additional jobs, needs additional clarification and negotiation through the development process. The Committee also noted that the southernmost properties in the CSD proposal were potentially identified for renovation by others and thus available as residences, potentially restoring these uses to the area. The Committee discussed the need for additional conversation with the CSD group to understand the proposal more fully, and highlighted a number of topics to discuss, which included site details and challenges, proposed uses, and cost details. On September 14, 2022, the Advisory Committee interviewed CSD to understand their proposal more and clarify the following: • Financial plan and the City’s role and return on investment; • Understanding the desired density of the project and if there are opportunities for reduced density; • Information on the proposed maker spaces within the proposal; • Proposed traffic, parking, deliveries and trash service impacts and challenges, as currently depicted; and • Insight on what additional anticipated infrastructure may be required for the proposal. After discussion and analysis of the proposals, the Committee determined that, of the two proposals, the CSD concept proposal best addressed the preservation, pedestrian activity, historic character, and public experience goals, although further evaluation is needed including the use of designated riverfront parkland, density, and the uncertainty of the use for the southernmost homes. Re: North Riverview Street Properties – Advisory Committee Recommendation September 20, 2022 Page 4 of 4 Discussion Topics 1) With regard to the CSD concept: a. Zoning - Including the potential use of a portion of currently designated parkland for office and commercial uses. b. The potential subsidy of maker spaces for financial viability. c. Vision for the three southernmost properties. 2) The proposed concept in comparison to selling each parcel individually for residential or residential/work use. Recommendation The Advisory Committee recommends City Council’s approval to select Community Space Development, LLC’s proposal for further consideration and direct staff to further evaluate and negotiate the proposal through the development process. Staff will brief Council as a whole in the appropriate forum on the progress of any negotiations in furtherance of a potential Economic Development Agreement, as needed.